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Findings - PZ - 2001 - PP-03-01 - Pp Approval Cedro Glen Estates/17-Lot/14.39 Acre ORIGINAL BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION FOR ) A PRELIMINARY PLAT FOR CEDRO GLEN ) ESTATES SUBDIVISION FOR RCMPG INVESTMENTS) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER PP-O3-01 The above-entitled preliminary plat application came before the Eagle Planning and Zoning Commission for their recommendation on June 18, 2001. The Eagle Planning and Zoning Commission having heard and taken oral and written testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: PROJECT SUMMARY: RCMPG Investments, represented by Jean Cariaga with Development Services Inc., is requesting preliminary plat approval for Cedro Glen Estates Subdivision a 17-lot (14- buildable) residential subdivision. The 14.39-acre site consists of Lots 1, 3 and 4 within Baker's Acres Subdivision and is generally located on the southeast comer of Ballantyne Lane and Hereford Drive. A. APPLICATION SUBMITTAL: The application for this item was received by the City of Eagle on April 19, 2001. B. NOTICE OF PUBLIC HEARING: Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance for requirements of Title 67, Chapter 65, Idaho Code and the Eagle City ordinances on June 2, 2001. Notice of this public hearing was mailed to property owners within three-hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on May 30, 2001. Requests for agencies' reviews were transmitted on April 20, 2001 in accordance with the requirements of the Eagle City Code. e. HISTORY OF RELEVANT PREVIOUS ACTIONS: None D. COMPANION APPLICATIONS: RZ-2-01 (Rezone from A-R (Agricultural/Residential - one unit per five acres) to R-l (Residential- up to one unit per acre maximum) & V AC-I-0 1 (Vacation to existing public road rights-of way within Baker's Acres Subdivision) Page 1 of 9 K:\Planning Dept\Eagle Applications\SUBS\2001\Cedro Glen Estates pzf.doc E. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Residential One (up to A-R (Agricultural- VacantJPasture one-unit per acre max.) Residential) Proposed No Change R-l (Residential) Residential Subdivision North of site Residential One (up to A-R (Agricultural- Residential one-unit per acre max.) Residential) South of site Residential Two (up to A (Agricultural) PasturelResidence two-units per acre max.) East of site Residential One (up to A-R (Agricultural- Residential one-unit per acre max.) Residential) West of site Residential One (up to R-2-DA-P (Residential - two Countryside Estates PUD one-unit per acre max.) units per acre maximum with Subdivision development agreement to further limit residential densities - PUD) F. DESIGN REVIEW OVERLAY DISTRICT: CEDA, DDA, IDA G. SITE DATA: Total Acreage of Site - 14.39-acres Total Number of Lots - 17 Residential- 14 Commercial - 0 Industrial - 0 Common - 3 Total Number of Units - 14 Single-family - 14 Duplex - 0 Multi-family - 0 Total Acreage of Any Out-Parcels - 0 Page 2 of 9 K:\Planning Dept\Eagle Applications\SUBS\2oo 1 \Cedro Glen Estates pzf.doc ADDITIONAL SITE DATA PROPOSED REQUIRED Dwelling Units Per Gross Acre .97-units I-unit (maximum) Minimum Lot Size 37,002-square feet 37,000-square feet Minimum Lot Width I 18-feet 100-feet Minimum Street Frontage U8-feet 35-feet Total Acreage of Common Area 0.18-acres O-acres Percent of Site as Common Area 1% 0% H. GENERAL SITE DESIGN FEATURES: Greenbelt Areas and Landscape Screening: A master landscape design plan (including open space areas) has not been submitted to date. Eagle City Code Section 8-2A-7 (J)(4)(a) requires a minimum 35-foot wide landscape buffer area between urban collectors and new residential developments. Berming, fencing and landscaping details are required for Design Review Board review and approval prior to City approval of a final plat. Open Space: Will provide a total of 1 % common area within the interior of the subdivision. 0% common area is required for this zoning district. Storm Drainage and Flood Control: The applicant as required by the Subdivision Ordinance shall submit street drainage plans. Specific drainage system plans are to be submitted to the City Engineer for review and approval prior to the City Engineer signing the final plat. The plans are to show how swales, or drain piping, will be developed in the drainage easements. Also, the CC&R's are to contain clauses to be reviewed and approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross any lot line onto another lot except within a drainage easement. Utility and Drainage Easements, and Underground Utilities: Eagle City Code section 9-3-6 requires utility easements to be not less than 12 feet wide. Fire Hydrants and Water Mains: Hydrants are to be located and installed as may be required by the Eagle Fire District. On-site Septic System (yes or no) - no Page 3 of 9 K:\Planning Dept\Eagle Applications\SUBS\2001\Cedro Glen Estates pzf.doc Preservation of Existing Natural Features: There is an existing grove of trees abutting Ballantyne Road on the western boundary of this parcel which the applicant is proposing to preserve. Staff is not aware of any other existing natural features on the site which would be required to be preserved. Preservation of Existing Historical Assets: Staff is not aware of any existing historical assets on the site which would be required to be preserved. If any historical artifacts are discovered, state law requires immediate notification to the state. 1. STREET DESIGN: Private or Public Streets: Public The applicant is proposing to construct Cedro Glen Drive which will run easterly from its intersection with Ballantyne Road and curve north to intersect with Hereford Drive. Cedro Glen Drive will travel adjacent to a portion of the northern subdivision boundary line which will provide future access to the five-acre parcel to the north when it develops. Cedro Cresta Way will travel south from Cedro Glen Drive and will provide a stub street to the parcel to the south for future connectivity. The roadways will be constructed as 33- foot wide street sections within SO-feet of right-of-way. Applicant's Justification for Private Streets (if proposed): None proposed Blocks Less Than SOO': Block 3 on the preliminary plat measures on 300-feet long (north to south). Eagle City Code section 9-3-4 requires that blocks shall not be less than SOO-feet long. Cul-de-sac Design: None proposed Curbs, gutters and sidewalks: The applicant is proposing five-foot wide attached sidewalks adjacent to 3-inch rolled curbs on both sides of each street, except for that portion which abuts the five-acre parcel to the north. The Ada County Highway District requires the completion of one-half the street plus 12-feet of asphalt, the roadway will be completed with curb, gutter and sidewalk upon development of the five-acre parcel. This will allow the north parcel to access Cedro Glen Drive and alleviate the necessity for any additional access onto Ballantyne Road. Lighting: Location and lighting specifications have not been provided. Street Names: Street name approval by the Ada County Street Names Committee has not been received to date. J. ON AND OFF-SITE PEDESTRIANIBICYCLE CIRCULATION: Pedestrian Walkways: See Curbs, Gutters and sidewalks noted above. Page 4 of 9 K:\Planning Dept\Eagle Applications\SUBS\200 1 \Cedro Glen Estates pzf.doc Bike Paths: Eagle City Code section 9-4-1-7 states that a bicycle pathway shall be provided in all subdivisions as part of the public right-of-way or separate easement, as may be specified by the City Council. K. PUBLIC USES PROPOSED: None L. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists M. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern - none Evidence of Erosion - no Fish Habitat - no Floodplain-no Mature Trees - Yes Riparian Vegetation - no Steep Slopes - no Stream/Creek: no Unique Animal Life - unknown Unique Plant Life - unknown Unstable Soils - unknown Wildlife Habitat - unknown N. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not required O. AGENCY RESPONSES: The following agencies have responded and their correspondence is attached. Comments, which appear to be of special concern, are noted below: Ada County Highway District Central District Health Eagle Fire Department Eagle Sewer District - service connection is possible near the southeast comer of this parcel in Van Englen Estates Subdivision New Union Ditch Company Joint School District No.2 P. LETTERS FROM THE PUBLIC: None received to date. STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS, WillCH ARE OF SPECIAL CONCERN REGARDING TillS PROPOSAL: . The Comprehensive Plan Land Use Map designates this site as "Residential One" (up to one unit per acre maximum). Page 5 of 9 K:\Planning Dept\Eagle Applications\SUBS\200 1 \Cedro Glen Estates pzf.doc Chapter 6 - Land Use 6.6 - Objectives b. To encourage development with decreasing density radiating out from the CBD as shown on the Land Use Map. 6.7 Implementation Strategies b. Establish land use patterns and zoning districts that do not exhaust available services such as sewer, water, police, fire, recreational areas, highways and transportation systems. B. ZONING ORDINANCE PROVISIONS, WillCH ARE OF SPECIAL CONCERN REGARDING TillS PROPOSAL: . Section 8-2A-7 (J)(4)(a) Any road designated as an urban or rural collector on the AP A Functional Street Classification Map: A minimum of thirty five feet (3S') wide buffer area (not including right of way) shall be provided with the following plants per one hundred (100) linear feet of right of way: four (4) shade trees, five (S) evergreen trees, and twenty four (24) shrubs. Each required shade tree may be substituted with two (2) flowering/ornamental trees, provided that not more than fifty percent (SO%) of the shade trees are substituted. A minimum five foot (S') high, maximum eight foot (8') high, berm, panelized vinyl fence, decorative block wall, or cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof shall be provided within the buffer area. The maximum slope for any berm shall be three feet (3') horizontal distance to one-foot (1 ') vertical distance. If a panelized vinyl fence, decorative block wall, or cultured stone, decorative rock, or similarly designed concrete wall is to be provided, in combination with the berm, a four foot (4') wide flat area at the top of the berm shall be provided for the placement of the fence or decorative block wall. Panelized vinyl fencing shall be no higher than four feet (4'). Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted. The five foot (S') minimum height requirement for the berming/fencing shall be permitted to be decreased one foot (1') for every thirteen feet (13') of additional buffer area added to the thirty five foot (3S') wide buffer noted above. e. SUBDIVISION ORDINANCE PROVISIONS WillCH OF SPECIAL CONCERN REGARDING TillS PROPOSAL: . ECC Section 9-3-4 BLOCKS, states in part: Blocks shall not be less than five hundred feet (SOO") long in all cases. . ECC Section 9-3-6 (A) EASEMENTS, states in part: Total easement width shall not be less than twelve feet (12'). Page 6 of 9 K:\Planning Dept\Eagle Applications\SUBS\2001\Cedro Glen Estates pzf.doc D. DISCUSSION: . This site is located within the R-l zoning district which allows residential densities up to 1- unit per acre. The applicant is proposing .97-units per acre. . The applicant has proposed a 23-foot wide buffer area, presumably located within an easement, abutting Ballantyne Road. Since Ballantyne is designated as a collector on the COMPASS Functional Street Classification Map, Eagle City Code Section 8-2A-7 (J)(4)(a) requires the installation of a buffer that is a minimum of 35-foot wide abutting the road right- of-way. Additionally, the Ada County Highway District would normally require the dedication of right-of-way for Ballantyne Road to satisfy future road widening (70-foot total width of right- of-way for a collector road). Because there are trees abutting the current right-of-way and additional right-of-way is being acquired from the development on the west side of Ballantyne Road (Countryside Estates), the Highway District is deferring the dedication of additional right-of-way until a future date. Because there is currently 32-feet of right-of-way (as measured from the centerline of Ballantyne Road) an additional 3-feet of right-of-way would be required upon acquisition in the future. The applicant should revise the plat to delineate a minimum 35-foot wide buffer abutting Ballantyne Road, in addition to and including the future right-of-way acquisition of 3-feet. This would place the total width of the buffer area at 38-feet as measured from the current right-of-way line. In previous action, the City Council has required that buffer areas be located within a common lot to be owned and maintained by the homeowner's association, and stated as such on the plat. If the buffer area is allowed to be placed in an easement then the applicant should also place a note on the final plat stating the easement is to be maintained by the homeowners association of this subdivision. . The preliminary plat shows that Block 3 is approximately 300-feet in length as measured from north to south. Eagle City Code Section 9-3-4 requires that all blocks shall be a minimum of 500-feet in length. The applicant should revise the plat to delineate each Block to meet the minimum 500-foot length requirement. . The City of Eagle staff acknowledges the submittal of an amendment to the Covenants and Regulations of the Baker's Acres Subdivision, recorded on April 18, 2001, and received by the City on April 24, 2001. A majority of the homeowner's signed the amendment in order to limit the minimum lot sizes of the Baker's Acres Subdivision (which this site is a part of) to be between 2.3-acres and 5-acres. The original plat of the Baker's Acres Subdivision (dated 1974) delineates 5-acre lots with a provision for the future re-subdivision into "urban size lots" (approximately 12,1O0-square feet). Because the Baker's Acres plat does not prohibit the re- subdivision of the plat and the regulation of the Covenants and Regulations is a civil matter, staff believes the re-subdivision of these parcels does not conflict with the original recorded plat of Baker's Acres Subdivision. STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT: Staff recommends approval with the site specific conditions of approval and the standard conditions of approval provided within the staff report. Page 7 of 9 K:\Planning Dept\Eagle Applications\SUBS\2oo 1 \Cedro Glen Estates pzf.doc PUBLIC HEARING OF THE COMMISSION: A. A public hearing on the application was held before the Planning and Zoning Commission on June 18, 2001, at which time testimony was taken and the public hearing was closed. The Commission made their recommendation at that time. B. Oral testimony in opposition to this proposal was presented to the Planning and Zoning Commission by ten (10) individuals with concerns regarding the higher density that would be created and that Baker's Acres Subdivision was intended to have 5-acre minimum lot sizes; insufficient supply of water for on-demand irrigation, liability of agricultural operations (specifically horses) between the existing subdivision and this development, increased traffic in the area and the safety of children. C. Oral testimony in favor of this proposal was presented to the Planning and Zoning Commission by no one (not including the applicant/representative). D. Written testimony in opposition to this proposal was presented to the Planning and Zoning Commission by two (2) individuals with concerns regarding incompatibility of one-acre lots with the existing 5-acre lots on Hereford Way and the lack of transitioning the smaller lots into the existing larger lots. COMMISSION DECISION: The Commission voted 5 to 0 to recommend denial of PP-03-01 for a Preliminary Plat for Cedro Glen Estates Subdivision for RCMPG Investments. CONCLUSIONS OF LAW: 1. The application for this item was received by the City of Eagle on April 19, 2001. 2. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance for requirements of Title 67, Chapter 65, Idaho Code and the Eagle City ordinances on June 2, 2001. Notice of this public hearing was mailed to property owners within three- hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on May 30,2001. Requests for agencies' reviews were transmitted on April 20, 2001 in accordance with the requirements of the Eagle City Code. 3. The Commission reviewed the particular facts and circumstances of this proposed preliminary plat (pP-03-0l) and based upon the information provided concludes that the proposed preliminary plat application is NOT in accordance with the City of Eagle Title 9 (Subdivisions) because: The parcel proposed for development is not zoned appropriately to allow for the lot sizes and densities depicted on the preliminary plat. In addition, the proposed preliminary plat is not compatible with the existing residential uses to the north, south, and east due to the negative impacts the increased densities proposed would have on the residential properties located on Hereford Drive. The sizes of the I-acre lots proposed with this preliminary plat conflict with the existing 5-acre parcels and expectations of the residents to maintain the existing subdivision (Baker's Acres) as stated within the subdivision's CC&R's. Moreover, the proposed preliminary plat is inconsistent with the City of Eagle's Comprehensive Plan Section 6.6 (C) to discourage the further division of land in approved platted subdivisions. Page 8 of 9 K:\Planning Dept\Eagle Applications\SUBS\2001\Cedro Glen Estates pzf.doc DATED this 2nd day of July 2001. PLANNING AND ZONING COMMISSION OF THE CITY OF EAGLE Ada unty, aho . '~r,~ ~~"........ O<: ~, to ':\~ VI. .1-,0 It-t,. ~c 4- * i' -e - ¡ * \;;~EAL f/ ~,"{f,'i~~.~~. . '~Of~ Page 9 of 9 K:\Planning Dept\Eagle Applications\SUBS\200 1 \Cedro Glen Estates pzf.doc